6.8. & 6.9. SR 01-19-1999
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Item # 6.8. & 6.9.
MEMORANDUM
River
TO: Mayor and City Council
FROM: Scott Harlicker, Planning Assista~
DATE: January 19, 1999
SUBJECT: Request by Associated Developers of
the Twin Cities, Inc. for Preliminary
Plat, and Conditional Use Permit,
Public Hearing Case No.'s
P 98-8 and CU 98-26
Reauest
Consider a request by Associated Developers for the following:
1. Preliminary plat of 58.49 acres into 12 commercial lots and 2 outlots
. 2. A conditional use permit for a 58.49 acre commercial Planned Unit
Development
Issue
These items are being continued. At their December 22, 1998 meeting, the
Planning Commission recommended approval of the preliminary plat request
and the request for the conditional use permit for the PUD. However, formal
City Council consideration of these items should wait until the applicant has
ownership of all the property to be included in the project. These items will
be formally presented to the Council once the applicant has control over all
the properties included in their proposal.
Attached is a memo from the City Administrator regarding next week's
meeting on January 25th, at which time there will be an informal discussion
regarding this application. Also included are the most recent plans for the
Elk River Crossing commercial project and a copy of the minutes from the
December 22nd Planning Commission meeting.
.
13065 Orono Parkway. P.O. Box 490. Elk River, MN 55330. TDD & Phone: (612) 441-7420. Fax: (612) 441-7425
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Planning Commission Minutes
December 22, 1998
Page 5
.
.
*,6.6.
*67
.
. THAT THE NEWLY PLATTED 7.51 ACRE SITE BE LIMITED TO TRACTOR TRAILER
STORAGE ONLY.
. THAT STAFF'S COMMENTS BE INCLUDED INTO THE SITE PLAN AND LANDSCAPE
PLAN PRIOR TO CITY COUNCIL APPROVAL. STAFF'S COMMENTS ARE AS
FOLLOWS:
THE SITE PLAN SHALL INCLUDE:
. IDENTIFICATION OF ACTUAL EXISTING CONDITIONS AND PROPOSED
INCLUDING ACTUAL AND PROPOSED TRACTOR TRAILER STORAGE
AREA WITH PROPER SETBACKS.
. IDENTIFICATON OF THE SURFACE MATERIAL OF THE TRACTOR TRAILER
STORAGE AREA (SHOULD BE IDENTIFIED AS GRAVEL).
. IDENTIFY THE LOCATION OF EXISTING AND PROPOSED CONCRETE
CURB AND GUTTERS. CURB AND GUTTER SHOULD EXTEND ALONG THE
TRACTOR TRAILER STORAGE AREA PARALLEL TO 171sT AVE. NW TO
SEPARATE THE GRAVEL AREAS FROM LANDSCAPED AREAS.
. LOCATION OF DUMPSTER AND ENCLOSURE
. LOCATION OF FUEL VAULT
. LOCATION OF MONUMENT SIGN
. LOCATION OF UTILITIES
. STRIPED PARKING WITH HANDICAP STALLS
. EXISTING RETAINING WALL TO THE NORTH OF THE BUILDING
. ANY PARKING LOT LIGHTING
THE LANDSCAPE PLAN SHALL INCLUDE:
. 32 OVERSTORY TREES WITH NOT MORE THAT 50% OF THE TREES
COMPRISED OF ONE SPECIES
. 16 EVERGREEN TREES
. 16 ORNAMENTAL TREES WITH NOT MORE THAT 50% OF THE TREES
COMPRISED OF ONE SPECIES
. IDENTIFICATION OF SODDED AND SEEDED AREAS
. IDENTIFICATION OF AREAS WITH UNDERGROUND IRRIGATION
INCLUDING THE LANDSCAPED AREA ALONG 171sT AVENUE.
COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED
6-0.
Reauest bv Associated Developers of the Twin Cities, Inc. for Preliminary Plat (Elk
River Crossina), Public Hearina Case No. P 98-8
Reauest bv Associated Developers of the Twin Cities, Inc. for Conditional Use
Permit, Public Hearina Case No. CU 98-26
Staff report by Scott Harlicker. Scott reviewed the revised plans for the Elk River
Crossing preliminary plat and conditional use permit requested by Associated
Developers of the Twin Cities, Inc. Scott also reviewed the issues which still need
to be addressed including the status of Crossing Avenue, median break on Tyler
Street, pedestrian accesses, design guidelines, lighting, landscaping, and EA W,
wetlands, drainage, grading and utilities issues.
Planning Commission Minutes
December 22. 1998
Page 6
Chair Mesich opened the pUblic hearing.
.
Greg Frank of McCombs Frank Roos Associates, Inc., explained that he felt
Crossing A venue should be a public street as it enters the development so that
the immediate 4 sites can be accessed. He felt that there would be very little
thru-traffic through the remainder of the site and would be destination-oriented.
Chair Mesich asked Mr. Frank to explain where the sidewalks and trails would be.
Mr. Frank indicated that there would be a sidewalk along 3rd Street to Tyler, along
Tyler there would be a sidewalk on the west and a trail on the east. and on
County Road No. 12 the trail would switch to the north side at the residential
development.
Commissioner Chambers questioned if renditions of the home improvement
center and Wal-Mart were available. Mr. Tony Gleekel, attorney representing the
developer, indicated that he is still in negotiations with the prospective retailers
and that the design standards will be addressed in the PUD agreement. Mr.
Gleekel felt that the developer and staff will be able to agree upon a theme by
using architectural treatments and lighting that can tie in with the downtown.
Scott noted that the developer and staff will be looking for recommendations
from the Planning Commission regarding building materials. color, architectural
theme, lighting. etc.
.
Kathy Swanberg, P.O. Box 130, Becker, MN, indicated she owns property in
partnership with her father. Earl Hohlen, to the west of the proposed
development. She indicated that a portion of her property has been included in
the planning of this development without her knowledge. Ms. Swanberg
reviewed past events which indicate a discrepancy in the number of acres
included in the development, which needs to be resolved. She indicated she
strongly objects to the proposed project because of ownership issues and the
question of access to her property.
Scott Zirott, 128 Baldwin, resident of the mobile home park, stated that 3 or 4 of
the mobile home owners have not been paid off by the developer. Chair Mesich
stated that the residents should attend the City Council meeting on January
19the so that the matter can be discussed.
Stoffel Reitsma, 10860 County Road No. 12, questioned what the outlots were
going to be that are located towards Tyler. Terry Maurer, City Engineer,
explained that nothing will be done with the outlots at this time. but that they
may be used in the future in combination with Mr. Reitsma's property. Mr.
Reitsma indicated he did support the trail along County Road No. 12 switching
from one side to the other. Terry indicated that the trail can only be placed
where right of way is available and that ideally. in the future the trail will be
located on both sides of County Road No. 12.
.
Dana Anderson, Park & Recreation Commission Chair, indicated that the Park &
Recreation Commission discussed the location of the trail along County Road No.
12 and they felt the trail was better suited on the north side because of the
prop05ed residential development and location of Hillside Park. Mr. Anderson
also noted that the power line corridor located on the plat was previously
Planning Commission Minutes
December 22. 1998
Page 7
.
designated as a snowmobile trail connection by the Park & Recreation
Commission.
Discussion followed regarding Crossing A venue as a public street vs. a private
street. Terry Maurer indicated that access would be available to the Swanbergs
with either a public or private street.
Mr. Frank indicated that they are requesting the parking islands be approved as
requested because of future expansion plans. He felt the 30+ consecutive stalls is
a reasonable standard and compares to most cities. Mr. Frank cited the Eagan
Promenade commercial development as an example of a private street through
a development.
It was the consensus of the Commissioners to discuss design standards at a
workshop meeting.
There being no further comments from the public. Chair Mesich closed the public
hearing.
Further discussion followed regarding the status of Crossing Avenue. The
Commissioners felt the street should be either be entirely public or entirely private.
Mr. Gleekel indicated the design was based on what has worked in other
developments. He expressed concern that having private accesses within the
sites is redundant and will cause traffic to "bottleneck" when moving in and out
of the sites.
.
COMMISSIONER COTE MOVED TO RECOMMEND APPROVAL OF THE PRELIMINARY
PLAT AND CONDITIONAL USE PERMIT FOR THE ELK RIVER CROSSING PLANNED UNIT
DEVELOPMENT REQUESTED BY ASSOCIATED DEVELOPERS OF THE TWIN CITIES. INC.
WITH THE FOLLOWING CONDITIONS:
1. A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE TERMS AND
CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS BE
PREPARED AND EXECUTED PRIOR TO RELEASING THE PLAT FOR RECORDING.
2. A PLANNED UNIT DEVELOPMENT AGREEMENT BE PREPARED AND EXECUTED PRIOR
TO RELEASING THE PLAT FOR RECORDING.
3. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE
COSTS OF PUBLIC IMPROVEMENTS.
4. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM ACCEPTED
BY THE CITY. A WARRANTY BOND IN THE AMOUNT OF 25% OF THE IMPROVEMENT
COSTS SHALL BE SUBMITTED TO THE CITY FOR A ONE YEAR PERIOD.
5. SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY AT
THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING
WITH SHERBURNE COUNTY.
.
6. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE
PAID TO THE CITY PRIOR TO RELEASING THE PLAT FOR RECORDING WITH
SHERBURNE COUNTY.
Planning Commission Minutes
December 22. 1998
Page 8
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7. THE NECESSARY DRAINAGE AND UTILITY EASEMENTS BE DEDICATED ON THE PLAT
AS REQUIRED BY THE CITY.
8. ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED.
9. ALL APPROPRIATE WETLAND PERMITS MUST BE OBTAINED PRIOR TO
COMMENCING WORK ON THE SITE.
10. RESTRICTIVE COVENANTS BE PUT IN PLACE OVER THE WETLANDS, THESE SHALL BE
COMPLETED AND RECORDED WITH THE PLAT.
11. A BOND COVERING THE COST OF THE WETLAND MITIGATION IS REQUIRED AND
SHALL BE MADE PART OF THE DEVELOPERS AGREEMENT.
12. PAYMENT OF PARK DEDICATION FEES IN THE AMOUNT REQUIRED BY THE CITY AT
THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING
WITH SHERBURNE COUNTY.
13. APPROPRIATE CROSS- ACCESS / CROSS PARKING EASEMENTS, INCLUDING
ACCESS EASEMENTS SOUTH OF LOT 5, SHALL BE APPROVED BY THE CITY AND
RECORDED WITH THE FINAL PLAT.
14. OUTLOTS A AND B SHALL BE DEEDED TO THE CITY.
15. A FINAL LANDSCAPE PLAN AND LIGHTING PLAN BE SUBMITTED AND APPROVED
BY THE CITY.
.
16. DESIGN GUIDELINES BE SUBMITTED AND APPROVED BY THE CITY.
17. THE PEDESTRIAN ACCESS BETWEEN THE WALMART AND HOME IMPROVEMENT
PARKING LOTS BE WIDENED TO 24 FEET.
18. THE SIDEWALK ALONG THE WEST SIDE OF CROSSING AVENUE BE EXTENDED TO
TYLER STREET.
19. THE TWO LOTS ON CROSSING AVENUES CLOSEST TO MAIN STREET HAVE A
SHARED DRIVEWAY.
20. NO ACCESS BE ALLOWED, EXCEPT FOR CROSSING AVENUE, ON TO MAIN STREET
OR 1815T AVENUE (COUNTY ROAD 12).
21. THE LANDSCAPE ISLANDS IN THE WALMART PARKING LOT BE MORE CENTRALLY
LOCATED AND ADDITIONAL LANDSCAPED ISLANDS SHALL BE PROVIDED TO THE
NORTH AND WEST.
22. A SIGN AGREEMENT OUTLINING THE LOCATION AND SIZE OF FREESTANDING
AND WALL SIGNS BE MADE PART OF THE PUD AGREEMENT.
23. A 10 FOOT PEDESTRIAN EASEMENT BE DEDICATED TO ALLOW FOR THE SIDEWALK
CONNECTION BETWEEN THIS PROJECT AND THE BUSINESS PARK TO THE SOUTH.
.
.
.
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Planning Commission Minutes
December 22, 1998
Page 9
24. TRASH COMPACTOR/DUMPSTER ENCLOSURES THAT MATCH THE EXTERIOR
BUILDING MATERIAL AND COLOR BE PROVIDED FOR EACH BUILDING AND/OR
TENANT.
25. THE THRU-STREET, CROSSING STREET, SHALL BE EITHER COMPLETELY PRIVATE
OR COMPLETELY PUBLIC. IF A PUBLIC STREET, THE ACCESSES SHALL BE LIMITED
AS RECOMMENDED BY STAFF AND THE CITY ENGINEER.
26. THE DEVELOPER SHALL BE IN COMPLIANCE WITH THE CITY'S MOBILE HOME
ORDINANCE PRIOR TO FINAL PLAT APPROVAL.
COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED
6-0.
7.1. Action taken on Planning Items at the December 21, 1998 City Council Meetinq
Commissioner Schuster advised the Commissioners of action taken by the Council
on planning issues at the December 21, 1998. City Council meeting.
8. Adjournment
There being no further business. COMMISSIONER COTE MOVED TO ADJOURN THE
MEETING. COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION
6-0.
The meeting of the Elk River Planning Commission adjourned at 9: 15 p.m.
Respectfully submitted.
ll/.{'(L' Wtid-IUV
Debbie Huebner
Recording Secretary
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Items #6.8. & 6.9.
River
MEMORANDUM
TO: Mayor & City Council
FROM: Pat Klaers, City Administrator
DATE: January 19, 1999
SUBJECT: Request by Associated Developers of
the Twin Cities, Inc. for Preliminary
Plat (Elk River Crossing), Public
Hearing Case No. P 98-8 and for
Conditional Use Permit, Public
Hearing Case No. CU 98-26
.
As noted in Scott Harlicker's memo, the commercial redevelopment project
received a positive recommendation from the Planning Commission for its
conditional use permit and preliminary plat. However, these two proposals
cannot move forward for a public hearing and consideration by the City
Council until ownership of the entire property is obtained or the other two
impacted property owners have signed off on the petition for the plat and
CUP. If the city needs to go through the complete eminent domain process in
order to help assemble the property, then it may be a number of months until
this preliminary plat and CUP gets to the Council.
City Engineer Terry Maurer is not in attendance at this Tuesday, January
19, Council meeting, but will be in attendance at the Monday, January 25,
1999, City Council meeting. This January 25 meeting is set up to begin with
a joint meeting with the School District Board; then the Council will review
and consider some "typical" agenda items; and then the meeting will conclude
with a worksession type of discussion on the east Elk River project. In
addition to reviewing the status of the project finances and activities
associated with the public improvement project, I thought it would be
appropriate to give the Council a preliminary review of what the Planning
Commission has past on to the Council. Accordingly, while Items 6.8. and
6.9. are being continued at this January 19 meeting, the Council will be able
to ask some questions and discuss the proposal in a very general sense with
the city engineer at the January 25 meeting.
.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 . TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425